query=garage#sear...If you can rent a 2 garage at $450 without spending ~$150k for a garage ADU conversion, no work/risk of the ADU conversion, the lower maintenance/capex, easier eviction, no rent control, less tenant interaction, it will not convert your SFR to rent control, etc, it seems superior to the garage ADU conversion.  

You can spend as little as $100 to form an LLC, or you could use an attorney and spend $1,000 or more.

Prior to investing, you should be spending a lot of time with discovery.

Americans are spending there $ toward quality of experience more than ever. 

Then don't rehab for zero COC return.But if you can spend $3000 on the lite rehab and increase rent from $1000 to $1050 then you'd gain $50 per month.50 x 12 = $600 more annually because you rehabbed.600 / 3000 = .2 or a 20% cash on cash return! 

They spend a ton of money on advertising their product and apparently have none left over to spend on product development.

Learn by doing, not by paying.You can do all the right things after spending $40,000 on mentoring and not end up with any real estate.If you invest in a project.....very low chances you end up with nothing.   

Before you spend any more energy or resources on this endeavor explain the precise fear that has you wanting to transfer this property to an LLC.

For the 4 plex you are spending an extra 80k in renovations (I question your 110k renovation number to get to 4 units - this could be low but I don't know the square footage or layout).

Seller is an investor who sells dozens of properties each year (some of them via fsbo) but ultimately give in and choose to let you list b/c they’re having trouble offloading this particular property OR want to spend their time on something else.